A.
The standards and specifications referenced or contained herein are
intended as the minimum for the promotion of the public health, safety
and general welfare and to promote the sound development of the City.
In reviewing and approving all subdivision or land development plans,
City Council and the Planning Commission shall apply them as such.
B.
Other design requirements as established in Chapter 350, Zoning, or other City ordinances, shall be used in addition to the following:
(1)
All portions of a tract shall be designated as to its use, such as
lots, roads, open space, parking areas, etc.
(2)
Applicants shall preserve scenic areas, historic sites, other community
assets and landmarks, and natural amenities such as trees and waterways.
(3)
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth.
(5)
The applicant shall construct, install, and guarantee at no expense
to the City or its authorities all improvements required as part of
plan approval, including, but not limited to, streets, curbs, sidewalks,
water and sewage facilities, stormwater management facilities, streetlights,
fire hydrants, road signs, monuments, lot pins, utilities, and shade
trees.
C.
The relationship of the proposed subdivisions or development with previously developed land and undeveloped land in the City, the provisions for access to the undeveloped land through any proposed subdivision or development, the adequacy of existing and proposed sanitary sewers, storm drainage systems, community facilities, park, playground, school and recreation areas, and conformity to the Comprehensive Plan, to Chapter 350, Zoning, and to other applicable ordinances of the City, shall all be considered in the review and approval of any subdivision or land development plan.
D.
Whenever other City regulations, or state laws or statutes, impose
more restrictive standards and requirements than those herein, such
other regulations shall be observed.
E.
All subdivision or land development plans shall be prepared to conform
to the applicable design standards and improvement specifications
as herein provided and as may be amended from time by the City Council
of Washington. In addition, City Council reserves the right to require
standards in excess of the minimum requirements if warranted to protect
the health, safety, and general welfare of the community.
Proposed land developments and subdivisions shall be designed
to address the opportunities and limitations present on a site and
its adjacent surroundings. The plan shall use site opportunities to
enhance the overall quality of the development and lessen potential
negative impacts upon a site and the surrounding community. The physical,
social, and psychological needs of the users of the site should be
evaluated and appropriately incorporated into the final subdivision
layout or site design. The impacts of the proposed development on
the natural environment and surrounding land uses shall be given a
high priority and made an integral part of the overall design for
the land development and subdivision. The following site organization
guidelines shall be used:
A.
Site improvement layout. The buildings shall be placed in consideration
with the site's topography, existing vegetation, and surrounding
land uses, taking into account energy conservation, solar access,
and pertinent natural features.
B.
Existing natural features. Existing natural features should be recognized
and integrated into the site layout. Natural features such as streams,
hillsides, wetlands, unique habitat, woods, and similar natural resources
should be considered strong design determinants and be incorporated
into the overall site plan to strengthen the unique quality of the
land.
C.
Open space and scenic views. The placement of open space and preservation
of scenic views should be a fundamental design decision. Open space
lands should provide for a variety of benefits, including recreation,
natural resource protection, scenic views and vistas, and buffers
for site elements and land uses.
D.
Circulation. Movement within a site and access to the site should
be designed for the safety and convenience of various types of users.
Cross access between properties and joint access are encouraged to
improve circulation and improve access safety.
E.
Relationship to surrounding uses. The proposed design should complement
appropriate surrounding uses through building setbacks, buffers, and
separation of uses. Various potential negative impacts upon surrounding
land uses, including noise, light, and loss of privacy should be mitigated.
F.
Sustainable development. The development of a site should use methods
that reduce energy, water, and fuel consumption needs of the property.
Opportunities to utilize renewable energy sources, conserve and reuse
water resources, and reduce fuel consumption should be considered.
G.
Health hazards. The configuration of a subdivision or land development
should reduce potential health hazards to the future users of the
subdivision or land development and to the community as a whole.
A.
No change shall be made in the contour of the land; no grading, excavating,
removal or destruction of the topsoil, trees or other vegetative cover
of the land shall be commenced unless approved in the preliminary
and final plan. Such approval shall be based on a plan for minimizing
erosion and sedimentation or that a determination has been made that
such plans are not necessary.
B.
Embankments at the sides of streets and cross-section of drainage
ditches shall not exceed a minimum slope of one foot horizontally
to one foot vertically in a cut section and two feet horizontally
to one foot vertically in a fill section. In special cases, the City
Engineer or Washington County Conservation District may require more
rigid standards.
C.
Where the grade of the street is above or below the grade of the
adjacent land, walls or slopes shall be constructed in a manner satisfactory
to the City Engineer and shall be sufficient to support the street
or the adjacent land, as the use may be.
D.
Where the grade of the street is three feet or more above the grade
of the adjacent land, fences or guard rails shall be built to protect
travel if required by the City Engineer.
A.
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Washington
County Conservation District, the City Engineer, or other designated
official, shall ensure compliance with the appropriate specifications,
copies of which are available from the Washington County Conservation
District office.
B.
The subdivider or developer shall preserve salient natural features,
keep cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
C.
Whenever sedimentation is caused by stripping regulations, grading
or other development, the developer shall be responsible for such
sedimentation. Such sedimentation shall be removed from all adjoining
surface, drainage systems and watercourses and any damage caused thereby
shall be repaired at the developer's expense as quickly as possible.
A.
Portions of land which are poorly drained or subject to periodic
flooding, shall not be developed or subdivided for residential occupancy
or for any uses which may involve danger to health, safety, and general
welfare of the community. Where flood control studies have been conducted
by the United States Army Corps of Engineers, such results shall be
utilized in determining developable land.
B.
All lots, tracts, or parcels shall be graded to provide proper drainage
away from structures and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding.
C.
All drainage provisions shall be of such design to adequately handle
the surface runoff and carry it to the nearest suitable outlet such
as a curbed street, storm drain, or natural watercourse. Where drainage
swales are used to divert surface waters away from structures, they
shall be sodded or planted as required, and shall be of such slope,
shape and size, as to conform with accepted engineering practices.
D.
Concentration of surface water runoff shall only be permitted in
swales or watercourses. In all instances where a plan lays along municipal
boundaries, or where drainage may be directed onto a contiguous municipality,
due regard must be given to the regulations and property rights of
such affected area.
Land subject to subsidence or underground fires, either shall
be made safe for the purpose for which it is to be used, or such land
shall be set aside for uses which shall not endanger life or property
or further aggravate or increase the existing menace.
A.
The location and width of all streets shall conform to the Official
Map or to such parts thereof, as may have been adopted by the City.
B.
All streets shall be constructed in accordance with City or Pennsylvania
Department of Transportation specifications.
C.
The proposed street system shall extend existing or recorded streets
at same width, but in no case at less than the required minimum width,
and be so located or to allow proper development of surrounding properties.
D.
Where a subdivision or land development abuts an existing street
of improper width or alignment, the City Planning Commission may require
the dedication of land sufficient to widen the street, or correct
the alignment.
E.
Minor streets shall be laid out so as to discourage through traffic.
Connector and collector streets should be provided to adequately provide
for the expected flow of traffic from minor streets.
F.
Streets in and bordering a subdivision or land development shall
be coordinated, and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic, and facilitate
fire protection.
G.
Proposed streets shall be planned suitable to the contour of the
land, to provide buildable lots, to have a suitable alignment and
grade, and to be able to drain properly in accordance with the standards
hereinafter established or established by other ordinances.
H.
Half or partial streets will not be permitted.
I.
Where adjoining areas are not subdivided, the arrangement of streets
in new subdivisions shall make provision for the proper projection
of streets. Where a new subdivision adjoins unsubdivided land susceptible
to being subdivided, then the new streets shall be carried to the
boundaries of the tract proposed to be subdivided.
J.
Streets shall be laid out to interact as nearly as possible as right
angles. In any event, no street shall intersect another at less than
60°. Intersections of more than two streets shall be avoided.
Where this proves impossible, such intersections shall be designed
with care for safety and suitable curbs, barriers, signs and other
devices may be required. Streets entering opposite side of another
street shall be laid out directly opposite one another.
K.
Street and driveway intersections with arterial streets shall not
be so numerous nor so close to each other as to impede the flow of
traffic on the arterial street or as to create a safety hazard on
the arterial street.
L.
Dead-end streets shall be prohibited except as stubs to permit future
street extension into tracts or when designed as culs-de-sac of less
than 800 feet in length. The terminus of a dead-end street shall be
a circular turnaround having a minimum radius to the outside edge
of the paving or curb of 50 feet and right-of-way having a minimum
radius of 60 feet.
M.
Alleys may be permitted under special circumstances in residential
areas but in no case shall an alley provide the only means of access
to a lot. Alleys are required on the rear of all commercial and industrial
lots if no other provisions are made for adequate service access or
for parking.
N.
Clear sight triangles shall measure a minimum distance of 75 feet
along street center lines from their point of junction at all intersections;
no structure or other obstructions to vision shall be permitted.
O.
No vacation of any street or part of a street dedicated for public
use shall be approved if such vacation interferes with the uniformity
of the existing street pattern or any future street plans prepared
for the area.
B.
Additional right-of-way and cartway widths may be required by the
City Planning Commission for the purpose of promoting the public safety
and convenience, or to provide parking in commercial and industrial
areas and in areas of high density residential development.
C.
Bituminous or macadam streets shall crown at the center line to a
slope of 1/4 inch to one foot; concrete streets shall crown at the
center line to a slope of 1/8 inch per foot; alleys shall be dished
to the center line at a slope of 1/4 inch per foot for bituminous
or macadam paving and 1/8 inch per foot for concrete paving.
A.
Proper sight distance must be provided with respect to horizontal
and vertical alignment. Measured along the center line five feet above
grade, horizontal curves shall be provided to permit the following
minimum sight distance:
A.
Street shoulders shall be constructed at the direction of the City
Engineer on arterial and collector streets.
B.
Shoulders, where required, shall be six feet wide and constructed
with the same material as specified for the base of the arterial or
collector streets in Table A.[1] The entire shoulder area shall be uniformly and thoroughly
compacted by rolling and must be level with the finished grade of
the pavement.
[1]
Editor's Note: Said table is included as an attachment to
this chapter.
A.
Streets shall intersect as nearly as possible at right angles. No
more than two streets shall intersect at the same point.
B.
Intersections with collector or arterial streets shall be located
not closer than 1,000 feet apart, measured from center line to center
line, along the center line of the major street.
C.
Street curb intersection where curbs are installed, shall be rounded
by a tangential arc with a minimum radius of:
D.
Intersections shall be separated by a distance of not less than 150
feet or measured from center line to center line along the street
common to both intersections. Minor, collector and connector streets
shall not empty into arterial streets at intervals of less than 800
feet.
A.
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
B.
In no case shall the name of a proposed street duplicate or be phonetically
similar to an existing street name in either the City or the postal
district in which located. The subdivider or developer shall submit
the proposed street names to the City Planning Coordinator at the
time preliminary discussions are held, prior to filing a preliminary
plan.
C.
All street names shall be subject to the approval of the City Council.
D.
All lot numbers shall be assigned and approved prior to filing the
final plan.
A.
Crosswalks within a ten-foot easement shall be provided for pedestrian
circulation through blocks of over 800 feet in length, and shall be
paved five feet in width.
Sidewalks shall be installed along all existing and proposed
public and private streets, common driveways, and common parking areas.
Sidewalks shall be constructed in accordance with City specifications
as shown in Table A.[1]
B.
The sidewalk shall be built as to discharge drainage to the street,
the grade of which shall be 1/4 inch per foot. The finished grade
between the outside of the sidewalk to the curbline (edge of the cartway)
shall never exceed a total vertical elevation change of one foot.
C.
Expansion joints shall be placed every 30 feet, with contraction
joints every five feet at a minimum of one inch in depth. Additional
expansion materials shall be placed between any curb and driveway
apron and in the sidewalk at drive way limits. A contraction joint
shall be cut between the sidewalk and apron.
D.
All sidewalks shall receive a broom finish unless otherwise approved
by the City.
E.
An access ramp for physically disabled persons shall be placed at
all sidewalk intersections with roads.
[1]
Editor's Note: Said table is included as an attachment to
this chapter.
A.
Driveways on corner lots shall be located at least 50 feet from the
point of intersection of the nearest street right-of-way lines and
at least two feet from any property line.
B.
In order to provide a safe and convenient means of access, grades
of all driveways shall not exceed 12%.
C.
Driveways may extend from the right-of-way of the street to the cartway
of the street, but shall not change the grade or contour of the street
right-of-way, nor shall any person cut into, fill, or in way alter
any gutter, curbing, drainage ditch or storm sewer within the right-of-way
of a street or easement for the purpose of extending a driveway, or
for any other purpose, without first obtaining a permit thereof.
D.
Driveway shall have a minimum paved width 20 feet and a maximum paved
width of 35 feet in commercial and industrial districts, excluding
any parking bay or turnaround.
E.
Driveways shall have a minimum surfaced width of 10 feet and a maximum
surfaced width of 20 feet in residential districts, excluding any
parking bay or turnaround.
F.
All curb cuts shall be properly constructed in accordance with state
or local regulations and to the satisfaction of the City Engineer
when curbing is provided.
G.
Driveways shall not be constructed in such a way as to create a drainage
problem on an adjacent property.
A.
Curbing shall be installed along all existing and proposed public
and private streets, common driveways, and common parking areas.
B.
All curbing shall be constructed both as to materials and methods
generally in conformance with applicable portions of PennDOT Specifications
Publication 408, current edition. Curbs shall be vertical profile
with a minimum of twenty-four-inch structure height, six inches in
width, with a seven-inch reveal. Expansion joints shall be placed
every 30 feet, at structures and at the end of the day's work.
Contraction joints shall be saw cut every 10 feet at a minimum of
two inches. Concrete shall be a minimum 4,000 psi in compression strength.
Intersections where sidewalks are to be provided at some point in
the future shall have depressions for wheel chair use at each corner
and opposite each corner on "T" intersections.
B.
No block shall be longer than 1,200 feet nor less than 500 feet,
except in unusual circumstances. Where a subdivision adjoins a major
highway, the greater dimension of the block shall front along such
major highway to minimize the number of points of ingress or egress.
C.
Land shall be suited to the purpose for which it is to be subdivided
whether for residential, business or industrial use.
D.
Land unsuited for development which would entail hazards to life,
health or property or would be uneconomic to provide with public services
shall not be subdivided. Steep areas having slopes of 25% or more
and land subject to flooding shall not be subdivided unless such deficiencies
can be eliminated.
E.
The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography
and the character of surrounding development.
F.
All side lines of lots shall be at approximate right angles to straight
lines and radial to curved street lines, except where a variation
to this rule will provide a better street and lot layout. Lots with
double frontage will be avoided.
H.
Lots shall be laid out so as to provide the possibility of positive
drainage away from buildings, water wells and sewage disposal fields
(including those located in contiguous municipalities), when developed.
I.
In case of unusual soil conditions or other physical factors which
may impair the health and safety of the neighborhood in which a subdivision
may be located, upon recommendation of state. County and City health
authorities, the City Council may require larger lot widths and lot
areas than might otherwise be necessary.
J.
No corner lot shall have a width at the building line of less than
25 feet. Either of the two sides of a corner lot fronting on a street
may be designated the front of a lot, provided the rear yard shall
always be opposite the frontage so designated.
K.
All corner lots, whether they are located at the intersection of
the right-of-way of two streets or of any alley and a street, shall
have a curve with a minimum radius of 25 feet adjoining the two sidelines
of said rights-of-way.
L.
Business or industrial lots shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading, and water supply and sanitary sewage disposal (if either or both are to be provided by individual on-lot facilities). The minimum lot dimensions shall be as approved by the City Council, and compatible with Chapter 350, Zoning.
M.
Every lot shall abut on a street, except that a subdivision of not
less than five acres divided into not more than three lots served
by a private right-of-way of not less than 50 feet in width, which
private right-of-way shall not serve any other tract of land, may
not, in the discretion of the City Council, abut on a street.
N.
If remnants of land exist after subdividing, they shall be suitably
incorporated in existing or proposed lots, or they may be dedicated
to public use if acceptable for such public use, as determined by
City Council.
A.
City Council shall determine the need for additional community facilities
to serve the proposed subdivision or land development.
B.
Where identified in the City's Comprehensive Plan, Official
Map, or otherwise deemed essential by City Council upon consideration
of the particular type of development proposed, and especially in
large-scale residential developments, City Council may seek the dedication
or reservation of such areas or sites of an extent and location suitable
to the needs created by the development for schools, parks, roads,
emergency services, and other facilities to service the community.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, related activity areas, landscaping,
and off-street parking as appropriate to the use proposed.
D.
Open space shall protect the environmental, scenic, historical, and
cultural features of the City and shall be preserved in accordance
with the following standards and principles:
(1)
Open space shall be consistent with the plans and proposals outlined
in the City's adopted park and open space plan. City Council
shall review the consistency of the proposed open space with the recommendation
of the City Planning Commission.
(2)
Open space shall connect to permanently preserved land on abutting
property, if possible, including provisions for accessways for general
public use to permit residents safe and easy access to open space.
(3)
Open space areas shall be contiguous, except that two or more separate
open space parcels may be connected by other legal public access means.
(4)
Open space shall have frontage on a public or private road or easement
capable of providing suitable grade for access to the open space from
the roads for maintenance vehicles and equipment traffic.
(5)
Open space may include land within utility corridors only if the
utility companies having legal rights to these corridors do not prohibit
their use for such purposes.
(6)
Open space shall have the physical characteristics capable of serving
the purposes intended for such areas, including recreational use.
(7)
Open space shall be visible from dwelling units and roadways.
(8)
Open space shall protect environmentally sensitive and/or aesthetic
features and be landscaped to provide sufficient screening or buffer
areas to minimize any negative impacts from or upon adjacent development.
E.
All land held for open space shall be so designated on the plans.
Final plans shall clearly indicate the manner in which open space
will be owned and administered. Written notice of any proposed transfer
of open space shall be given to the City for approval no less than
30 days prior to such event.
A.
Easements may be required along rear and side lot lines and across
lots where engineering design or special conditions may necessitate
the installation of water, sewer or other utility service lines. The
width of such easements shall conform to requirements as determined
by the authorities having jurisdiction and the City Council or as
herein provided.
B.
Easements with a minimum width of 15 feet shall be provided for poles,
wires, conduits, storm and sanitary sewers, gas, water and heat mains
and/or other utility lines intended to service the abutting lots.
No structures or trees shall be placed within such easements.
C.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
A.
Suitable drainage structures, culverts, storm sewers, ditches and
related installations shall be provided to insure adequate drainage
of all low points along the line of streets and to intercept stormwater
runoff along streets at intervals reasonably related to the extent
and grade of the area drained.
B.
In the design of storm sewage installation, special consideration
shall be given to the avoidance of problems which may arise from concentration
of stormwater over adjacent properties.
C.
Drainage ditches or channels within street rights-of-way shall be
installed with a consideration for traffic safety; no such ditch or
channel shall be installed at an elevation more than three feet below
the elevation of the adjacent street paving edge.
D.
Drainage ditches or channels shall have a minimum gradient of 1%.
E.
Where existing storm sewers are reasonably accessible, proposed developments
or subdivision shall be required, if necessary, to connect therewith.
F.
Storm drainage facilities shall be designed not only to handle the
anticipated peak discharge from the property being subdivided or developed,
but also the anticipated increase in runoff that will occur on property
at a higher elevation in the same watershed as fully developed.
G.
Where land is traversed by a watercourse, drainageway, channel, or
streams, there shall be provided a drainage easement conforming substantially
with the line of such watercourse, drainageway, channel, or stream
and of such width as will be adequate to preserve the unimpeded flow
of natural drainage, or for the purpose of widening, deepening, relocating,
improving or protecting such drainage facilities. Any changes in the
existing drainageway shall be subject to the approval of the Pennsylvania
Department of Environmental Protection.
H.
Appropriate grates shall be designed for all catch basins, stormwater
inlets and other entrance appurtenances.
I.
All storm drainage facilities constructed along or crossing state
or City roads shall conform to the applicable requirements of the
Pennsylvania Department of Transportation specifications related to
such drainage facilities.
J.
Fills along or changes to embankments, dams, channel changes, construction
and excavations near all natural streams, watercourses, and water
bodies, shall be in accordance with the Dam Safety and Encroachments
Act, 1978, Nov. 26, P.L. 1375, No. 325,[1] as amended.
[1]
Editor's Note: See 32 P.S. § 693.1 et seq.
K.
Where a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the line of such watercourse,
and such further width or construction, or both, as will be adequate
for the purpose.
L.
Any subdivider or developer who proposes any change or addition to
any existing water obstruction, or a change in the course, current,
or cross section of any stream water, shall first have obtained a
permit from PADEP in accordance with Chapter 105 of the Pennsylvania
Code.
A.
Every lot in a subdivision shall be capable of being served by utilities,
and easements acceptable to the utility companies shall be provided.
B.
To the fullest extent possible, underground utility lines located
in street rights-of-way shall not be installed beneath existing or
proposed paved areas and in any case be installed prior to the placement
of any paving.
C.
Trees shall also be planted along the streets and the location and
types of trees must meet the approval of the City Council.
A.
Each property shall connect with an approved public sewer system.
The developer shall install the sewer lines, including lateral connections
as may be necessary to provide adequate service to each lot.
B.
All plans submitted for approval must show sanitary drains separate
from all other drains. All plans, designs and data of any new sewer
system, or for extension of or tapping into any existing sewer system,
shall be submitted to the Pennsylvania Department of Environmental
Protection for its approval before the same are constructed, erected
or acquired. All construction will be in accordance with the Clean
Streams Law, P.L. 1987, Act 394 of 1937,[1] as amended, and/or as specified and detailed by the City.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
Permanent monuments shall be accurately set and established
at the intersections of all outside boundary lines of the plan, at
intersections of these boundary lines with all street lines at diagonally
opposite corners of each street intersection, at the beginning and
end of all curves, at all points on curves where the radius or direction
changes, and at such other points as are necessary to establish definitely
all lines of the plan except those outlining individual lots. In general,
permanent monuments shall be placed at all critical points necessary
to correctly lay out any lot in the subdivision. Monuments shall consist
of one-inch iron pins or other approved type of monuments. Monuments
of substantial design, such as pipe encased in concrete-filled, six-inch
or larger vitrified clay or concrete drainage sections shall be installed
at critical locations as prescribed by the City Engineer.
